Laurel Lane, TN36

A well presented 2 bedroom fully furnished detached cottage set in a rural location on the edge of Knockbridge Farm approximately 1 mile from the centre of Icklesham village and benefiting from off street parking, and private paved garden.

Description: Knockbridge Parlour is a well presented detached fully furnished cottage of timber frame construction with stained weatherboard elevations with UPVC double glazed windows all beneath a pitched slate tiled roof.
The property is accessed from Laurel Lane down Knockbridge Farm track that leads up to the property and metal five bar gate that opens into a front paved garden leading up to a central front door.
The front door opens into light open plan kitchen / living / dining room with triple aspect windows including French doors leading out to the garden. A wood burner is located in one corner, while on the opposite wall is a fitted cream shaker kitchen with laminate worktops, stainless steel sink, integrated microwave, ceramic hob, electric oven, integrated dishwasher, washing machine and under counter fridge.
Accessed from the living room is an inner hallway off which is a master bedroom with king size bed, a second twin double bedroom and a family bathroom with P shaped panel bath with shower above and glass shower screen, close coupled WC, washbasin and chrome towel rail.
Externally the property benefits from a paved garden that wraps around the front and side of the property. There is opportunity for the incoming tenant to have horse livery in the adjacent stable yard and there is ample off street parking opposite the property.
Ideally suited to a professional couple. Well behaved pets considered. Viewing highly recommended.

Situation: Knockbridge Parlour is set on the edge of a hamlet of properties at Knockbridghe Farm, Icklesham within a mile of the centre of Icklesham village which benefits from a village pub, primary school, and active village hall.

Hastings is 6 miles away offering a wide range of shopping and recreational facilities while the ancient Cinque Port town of Rye is approximately 6 miles away with its pretty cobbled streets and period buildings offering a range of shops, recreational and cultural facilities.
Leisure activities in the area include a local thriving tennis, sailing, and links golf clubs as well as opportunities for walking in the surrounding countryside.

Schools: Icklesham village primary is situated within 1 mille of the property while Hastings offers further state primary and secondary schools. There is also a number of private schools in the area including Buckswood, Vinehall, Claremont, St Ronan's, and Marlborough House.

Travel and Transport: There is a regular bus service connecting to Rye and Hastings, while Three Oaks train station, approximately 3.5 miles distant, offers direct links to Brighton and Ashford with good connections to the highspeed service from Ashford to London St. Pancras (37 minutes). The M20 can be joined at Ashford via the A259 and A2070 with connections to the M25 and Dover Ferry Port.

General Information:
Services: Mains Water, Private Drainage, Mains Electricity, Oil Fired Central Heating
Broadband Speed: Up to 900Mbps - Source Uswitch
Mobile Coverage: 4G with EE, 02 and Vodaphone
Council Tax: Paid by Owner
EPC: Band C
Local Authority: Rother District Council -
Tenure: Freehold
Available to Rent : Subject to Referencing, from 1st October 2024
Term: Offered on 6 month fully furnished Tenancy
Viewing: Strictly by appointment with agents - Anderson Hacking Ltd on .

Directions: From Rye leave on the A259 following signs for Hastings. Remain on the A259 for approximately 5.5 miles. Turn left onto Laurel Lane and proceed down the road for approximately 100 m before turning right onto Knockbridge Farm track proceed down track for where parking for the cottage will be found on the righthand side of the road with the property access opposite.

Fees: As permitted under the Tenant Fee Act 2019 the following fees will be applied:
1. The Rent. - £1500 per calendar month
2. Refundable tenancy deposit - £1730 (capped at no more than five week's rent where the annual rent is less than £50,000)
3. Refundable holding deposit - £346 (capped at no more than one week's rent)
4. Payments to change the tenancy - £50 + VAT = £60 (where requested by the tenant)
5. Payments associated with early termination of the tenancy - where requested by the tenant. This must not exceed the financial loss that a landlord may suffer, or reasonable costs that have been incurred by the landlord's agent resulting from an agreement for the tenant to leave early.
6. Tenants are responsible for payments - For utilities paid to landlord by agreement .
7. Default fee for late payment of rent and replacement of lost key/security devices, where required, under a tenancy agreement - default fees can only apply when this has been written into the tenancy agreement and covers late payment of rent, a lost key or security device. The amount of default fee is limited to 3% over the Bank of England base rate for each date that the payment is outstanding and applies to rent which is more than 14 days overdue.

Terms: No Tenancy will commence until referencing of applicants has been completed. In addition, the first month's rent in advance and Security Deposit are due in cleared funds and in full at least five working days prior to tenancy commencing.

Note: Anderson Hacking Ltd is regulated RICS firm who are covered for Client Money Protection (CMP) and have a full redress scheme covered by the Property Redress Scheme. Under section 21 of Estate Agent Act 1979, we advise that a member of staff has a personal interest relating to this property.